PARC ESTA - THREAD

[1993newbie]

Parc Esta Caveat from launch (Nov 2018) to 31 May 2020.

1214 out of 1399 sold. Translating to 86.8%.

 

[NiShiZhu]

I think if 85% sold for PE, can safely assume will be more or less sold out by TOP date right?
But then like that means the only way for PE to exit is to sell cheaper than PPR? they will always have to take directions from PPR.

there is no real captive Eunos transformation or growth story to give it a boost. ( of course unless govt decides to develop the land in front of them.. but given no allocation in the latest master plan, probably have to wait for more than 5 years for the next master plan to say smth and maybe another 2-3 years to build it)

PE is 88% sold to be precise.
Sold out is just a matter of time.

But u see, different projects will target different buyers.
For the price of a 3 bedder at PPR, I can buy a 4 bedder at PE.
If for self stay with parents and kids, I will definitely go for PE 4 bedder for sure

 

[Whatiff]

10% means 100k profit for a one mil property.
Provided below condition is satisfied:
1) all units are 100% sold before TOP.
2) u are one of the earlier buyers who bought cheaper (good entry price), decent facing units.
3) covid situation and recession recovers fast.
In fact, 10% profit after deducting from stamp duty, agent fee, profit basically not much moolah left. U Should be looking at the right exit plan (next bull cycle to exit) to give u a 20% profit to cover all these costs. Thus, holding power is important.

At this moment, u will hardly see any profitable resale taking place. No one in the right mind (with good holding power) would be selling now. On the other hand, it is a good time to start hunting if ur job is deem to be stable and has a lot of funds on hand.

When you refer to 'hunting', what kind of discounts would entice you to the project? firesales like 38Jervois are rare, so what would attract you? Projects discounted to back to launch price, or would 2-5% be sufficient?

 

[sinequa88]

I think if 85% sold for PE, can safely assume will be more or less sold out by TOP date right?
But then like that means the only way for PE to exit is to sell cheaper than PPR? they will always have to take directions from PPR.

there is no real captive Eunos transformation or growth story to give it a boost. ( of course unless govt decides to develop the land in front of them.. but given no allocation in the latest master plan, probably have to wait for more than 5 years for the next master plan to say smth and maybe another 2-3 years to build it)

but the truth is unless Eunos has a major transformation, Eunos by virtue of its lack of a office hub / shopping mall convenience, will always have to play second fiddle to PPR.

In fact, PE is riding on PLQ's transformation to sell itself. So no reason it would overtake PPR in terms of pricing. i believe.

 

[Whatiff]

I think if 85% sold for PE, can safely assume will be more or less sold out by TOP date right?
But then like that means the only way for PE to exit is to sell cheaper than PPR? they will always have to take directions from PPR.

there is no real captive Eunos transformation or growth story to give it a boost. ( of course unless govt decides to develop the land in front of them.. but given no allocation in the latest master plan, probably have to wait for more than 5 years for the next master plan to say smth and maybe another 2-3 years to build it)

Would anyone know what's the likelihood of a revision to the current masterplan for the empty site in front of PE?

 

[Passerboy]

Would anyone know what's the likelihood of a revision to the current masterplan for the empty site in front of PE?

The empty plot of land in front of PE have been empty for the longest time at least 15years used as a carpark, from my recollection. The other plot of land is the one right beside PLQ.

 

[isometric]

PE is 88% sold to be precise.
Sold out is just a matter of time.

But u see, different projects will target different buyers.
For the price of a 3 bedder at PPR, I can buy a 4 bedder at PE.
If for self stay with parents and kids, I will definitely go for PE 4 bedder for sure

my agent was strongly recommending me to get a 2+S in PE. But I cant get over the fact that my exit strategy is so up in the air and I have to compete soley on price to get out...and fight with 1000+ over people..

Buy cheap now (relative to PPR) but cannot sell high next time also cannot make money. hahaha

my personal rankings ( those that is still avail to buy)… this is my personal opinion.. not trying to promote or bash any projects
1) KRHR
2) PE
3) Woodleigh Residences
4) Jadescape
5) Kopar

I didn't include Stirling and The M cause already missed the boat for these 2 already.. staged up too much liao

what are your top 5?

 

[NiShiZhu]

my agent was strongly recommending me to get a 2+S in PE. But I cant get over the fact that my exit strategy is so up in the air and I have to compete soley on price to get out...and fight with 1000+ over people..

Buy cheap now (relative to PPR) but cannot sell high next time also cannot make money. hahaha

my personal rankings ( those that is still avail to buy)… this is my personal opinion.. not trying to promote or bash any projects
1) KRHR
2) PE
3) Woodleigh Residences
4) Jadescape
5) Kopar

I didn't include Stirling and The M cause already missed the boat for these 2 already.. staged up too much liao

what are your top 5?

If talking about new launches from 2018-2020.
1) the M
2) the M
3) the M
4) the M
5) PE (self stay)


Not many projects fascinates me so far from 2018-2020.

 

[1993newbie]

1) The M 1 bedder
2) The M studio
3) ASR Heritage collection 474sqft
4) ASR heritage collection 495sqft

Private lift major turn on

what are your top 5?

 

[NiShiZhu]

1) The M 1 bedder
2) The M studio
3) ASR Heritage collection 474sqft
4) ASR heritage collection 495sqft

Private lift major turn on

Haha, I knew it.
Private lift is your weak spot.

 

[1993newbie]

And that heritage building.. damn unique le.
Short short building somemore, I like.

Haha, I knew it.
Private lift is your weak spot.

 

[SethNg]

With what's left in the market currently:

1. PE
2. ASR
3. JS
4. Kopar(if maintenance fee's not an issue)
5. Cant think of a 5th choice

 

[isometric]

And that heritage building.. damn unique le.
Short short building somemore, I like.

Ya this one really good.... but no more liao leh…

 

[isometric]

If talking about new launches from 2018-2020.
1) the M
2) the M
3) the M
4) the M
5) PE (self stay)


Not many projects fascinates me so far from 2018-2020.

Even at today prices and left over units?

 

[NiShiZhu]

Even at today prices and left over units?

Of coz not.
Was Talking about those 2.1x-2.2xkpsf.

Or cheapest studio/1 bedder type.

 

[Zetrio2006]

Based on sales from 25 May to 31 May
1) The Florence Res 16 units
1) Treasure @ Tampines 16 units
3) Parc Clematis 13 units
4) Parc Esta 12 units
5) Jadescape 11 units

Honorable Awards
1) Stirling Res 9 units
2) Marina One 5 units CCR
3) Kopar 4 units CCR
4) Martin Modern 2 units CCR

*There are some other projects that outsells those in CCR.

 

[isometric]

Based on sales from 25 May to 31 May
1) The Florence Res 16 units
1) Treasure @ Tampines 16 units
3) Parc Clematis 13 units
4) Parc Esta 12 units
5) Jadescape 11 units

Honorable Awards
1) Stirling Res 9 units
2) Marina One 5 units CCR
3) Kopar 4 units CCR
4) Martin Modern 2 units CCR

*There are some other projects that outsells those in CCR.

Actually dont you guys feel that this top selling projcts rankings are really misleading?
if a project has 1000+ over units, even if the units move just a bit, also will easily end up top 5. it doesnt mean the project is good at all.

whereas say a project with only 100 units, it is very difficult for them to end up at top 5 because of the ratios of the BR type and at most can only appear once or twice in top 5 list in a year..

This kind of top selling projects list totally favour MEGA projects and unfairly disadvantage the smaller projects. might easily misled or social pressurise some buyers who are not as well versed..

 

[Passerboy]

With what's left in the market currently:

1. PE
2. ASR
3. JS
4. Kopar(if maintenance fee's not an issue)
5. Cant think of a 5th choice

Personal view is as follows:
1. The M
2. KOPAR
3. PE/ Stirling Residences
5. jadescape


Not sure ur choice on ASR, have many doubts about the project locale and sale there is slow.

 

[NiShiZhu]

Actually dont you guys feel that this top selling projcts rankings are really misleading?
if a project has 1000+ over units, even if the units move just a bit, also will easily end up top 5. it doesnt mean the project is good at all.

whereas say a project with only 100 units, it is very difficult for them to end up at top 5 because of the ratios of the BR type and at most can only appear once or twice in top 5 list in a year..

This kind of top selling projects list totally favour MEGA projects and unfairly disadvantage the smaller projects. might easily misled or social pressurise some buyers who are not as well versed..

Hehe, Yes it’s true.
Apparently Florence and treasure seems like always appear in the TOP chart but probably the Developers are sweating behind the scene with so many unsold units left.

But for sure, mega projects like Stirling, PE, riverfront are relatively safe.

 

[zinedine]

10% means 100k profit for a one mil property.
Provided below condition is satisfied:
1) all units are 100% sold before TOP.
2) u are one of the earlier buyers who bought cheaper (good entry price), decent facing units.
3) covid situation and recession recovers fast.
In fact, 10% profit after deducting from stamp duty, agent fee, profit basically not much moolah left. U Should be looking at the right exit plan (next bull cycle to exit) to give u a 20% profit to cover all these costs. Thus, holding power is important.

At this moment, u will hardly see any profitable resale taking place. No one in the right mind (with good holding power) would be selling now. On the other hand, it is a good time to start hunting if ur job is deem to be stable and has a lot of funds on hand.

Bro, don't mind me asking. "A lot of funds on hand" - would u consider having 300k as a lot of fund? Cos if property is 1mil, will still need 700k bank loan....